lsw how to hire a contractor - lsw...

CONSUMERS GUIDE

a ContractorHow to Hire

office. 201 N. Colonial RidgeMoorestown, NJ 08057

WHERE TO START

WHAT TO ASK

HOW TO ACQUIRE BIDS

This guide has been prepared by LSW Architecture and is for information purposes only. Every property should be inspected by a qualified designer prior to starting the design process.

HOW TO SEAL THE DEAL

web. www.lswarchitecture.com email. [email protected] phone. 856-793-0459

!“We shape our buildings; thereafter they shape us.”

- Winston Churchill

!Hiring the best general contractor for your residential project is an extremelyimportant decision. That choice will determine the quality of craftsmanship

and the timely completion, within budget, of the project. It will also minimize

emotional stress and surprise extra costs.

All projects vary in complexity, cost and duration. A simple room addition or

remodel may require only interviewing one or two contractors. For an expen-

sive high-end custom home, it would be beneficial to research a larger number

of reputable firms specializing in that level of work. Remember it is important

to bring in a contractor early in the design process to ensure you won’t be

building more than you can afford. Depend on your architect for advice during

this process.

The following are considerations and questions for interviewing and hiring a

reputable professional contractor in your area.




!1. How to find contractors Ask for referrals from people you know and trust. Your architect is an obvious

source, but so are family, friends, neighbors, lawyer, real estate agent and oth-

ers who have built projects similar to yours. Local building suppliers, design

firms and other trade-related businesses can offer referrals too. Are there re-

cently completed or projects under construction in your area? Ask the owner

about their contractor and the working relationship. When you have a good

number of referrals, begin your research.

• Start with a company’s website. Review their portfolios. (The lack of

an online presence says a lot about the contractor too). How long

have they been in business? How big is the company? Where are

they located in reference to your project?

• What does the local business bureau have to say about the contrac-

tor? Local construction groups and organizations are a good resource

or you can also visit other consumer rating websites.

2.License and registration, please !

Verify that your contractor candidates are licensed and in good standing with

your city or country’s respective license board. Ask to see the contractor’s

pocket license, a picture I.D. and certificate of insurance. Not only does proper

licensing demonstrate a company’s best practices management, but hiring a




!licensed contractor protects you. For example, Workers Compensation insur-

ance may be a contractor’s responsibility by law in your city or country and

not that of a property owner’s. However, that will not hold true if a contractor

is not licensed or does not carry proper insurance and instead the liability may

fall on you should anything happen with a worker while working on site.

3.Questions for the candidates

After the preliminary online research and license check, narrow your candi-

date pool to three to five contractors. Set up an interview at their office, which

will verify their business location. Consider asking the following questions.

• What does their place of business tell you about their organization

and quality of product and service?

• Is it a small one-person company working from home or a larger

firm with multiple employees?

• What is their pipeline of jobs? Will they be able to start work on

your project in a timely manner?

• Ask how your project will be completed should something happen

to the owner of the company.




!4.View recent work Request to visit three projects that are similar in size and style to yours. Check

out something recently completed, one under construction and a third project

completed five to 10 years earlier. Speak with the homeowners.

• Does the work carry a warranty and are problems corrected?

• How does the construction site look?

• Does a finished project stand the test of time?

!5.Check references and then some Ask for a referral list. In private, discuss with previous clients their experi-ences working with the contractor.

• Was it a pleasant working relationship?

• Was it easy to communicate with the contractor?

• Was the contractor fair and honest?

• Was the project completed on schedule and within budget?

• Were there extra costs or surprises?

• How were problems handled?

• How was the quality of craftsmanship and follow-up?




!6.Cementing a relationship

Narrow your list of contractors to two or three. Invite them to your project site to

meet with your architect.

• Review your site and preliminary architectural plans.

• Ask about a range of general construction costs. Is it within your budget

and quality expectations?

• Where can you save money?

• Does their schedule suit your time frame?

• Can you trust and communicate with this person easily?

• Are your questions answered clearly and satisfactorily?

• How often will the principal contractor be at the job site?

• Who will be the day-to-day job foreman? How long has that person been

with the company?

• Ask to meet the foreman. Determine your compatibility.

• Ask for a preliminary, itemized written estimate.

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CONSUMERS GUIDE: HOW TO HIRE AN ARC CONSUMERS GUIDE: HOW TO HIRE AN ARC




!7. The bidding process When your plans have final design approval and the construction docu-

ments are ready to be submitted for local government permits, let the

shortlisted contractors know that you will be considering detailed bids.

Give them a deadline before which they can submit their bids for your

consideration.

• Ask your architect to help you review and compare the bids.

• Ask for line item bids for various categories of work for

comparison and to avoid possible mistakes.

• Ask for “allowances” for unknown costs such as fixtures and

finishes to be chosen later.

• For remodel projects where structural conditions are un-

known, have the contractor open up a partial section of a

wall or other area to help either party determine beforehand

the extent of repair work that will be required to be made.

• Even if you have decided on a contractor, get multiple bids

to get the best value.




!8.Contracting for construction

• Decide on the contractor you wish to hire and while your plans are in

the permit review process, discuss the different kinds of contracts

available and ask for one to review.

• Ask for updates to the construction bid if plans change for any reason.

• Do not sign the contract until your permits are approved and all costs

finalized.

• Be aware that there are always unknowns in the construction process

that require changing things at additional costs. Examples of these in-

clude design changes made by you, building department requirements or unknown site or

other existing conditions. This is normal. Expect it. Allow 5 to 8 percent of your total budget for these extras. With good planning, de-

sign and management they can be minimized. !

There are far more reputable, honest and hard working contractors than there

are the slapdash, fly-by-night operations we read about in the news. With

proper planning and prior research, you will find the perfect contractor for

your project. Invest the time and remember that spending a few extra dollars

in the beginning could save you thousands of dollars in the end.

lsw how to hire a contractor - lsw...

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